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house

New semi-detached home in Brampton for sale

February 9, 2010 · 7 comments

Hi everyone

I just wanted to update everyone on another house I have available in Brampton for sale. This beautiful semi-detached home is only 1.5 years old and is located in the northwest corner of Brampton, in a very popular neighbourhood. The house is sunny and inviting, and is in move-in condition. The great room is spacious and perfect for entertaining the family, while the kitchen features gleaming ceramic tiles and new appliances. The breakfast area is very sunny and walks out onto the patio in the backyard. The entire house has brand new carpeting.

The master bedroom features an ensuite bathroom with a glass shower door and a walk-in closet.

If you’d like more information about this property or would like to see it, please leave a comment after this post.

Video Walk Through Tour

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Anuj Sud
Hi, Iam looking for a three bedroom (new/ upto 8 yrs old) semi/townhouse in brampton. Do you have anything available Pls respond at the email address provided Regards Anuj Sud

lang
Hi Anna The listing information has been emailed to you. All the best, Lang

Home Prices in W24 Brampton for 2009

January 21, 2010 · 1 comment

As promised, here are the final selling prices for homes in the W24 district of Brampton (anywhere East of Highway 410) for 2009.

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Rhonda
Hi Lang, I just read your home prices for 2009, very interesting. I will be on the hunt for a detached 4 bedroom approx. 2400 sq ft home in the Springdale area in another year or so, what are the current market value for these homes, possibly with a finished basement, do you think the prices will go up within the next year, is this a good area to invest in the future ?.

Do I have to pay HST when buying a home?

January 10, 2010 · 3 comments

One of the most frequent questions I get from clients is about the upcoming Harmonized Sales Tax (HST) and how it will affect the purchase of a home. Here is the breakdown of the rules:

When does the HST take effect?

July 1, 2010.

How much tax will I be paying in total?

13% (That’s 5% GST + 8% PST).

I’m buying a resale home, so will I have to pay this HST?

Good news! The answer is NO! If you’re buying a resale home, you simply pay the purchase price as usual.

I’m thinking of buying a new home from the builder, so will I have to pay this HST?

Ouch, yes you do!

But wait, I heard there is some sort of rebate program in place if I bought a brand new home?

The Province is proposing a rebate so that new homes across all price ranges would receive a 75 per cent rebate of the provincial portion of the single sales tax on the first $400,000. For new homes under $400,000, this would mean, on average, no additional tax amount compared to the current system.

Is there anything else that I would have to pay HST on?

Unfortunately, they’re hitting you everywhere. You’ll be paying HST on legal fees, moving costs, home inspection fees, and real estate commissions.

Where can I find out the full details of this tax and how it works?

You can read all the exciting details right here.

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lang
Hi Brent Yes, in this case you would. Generally, sales of new homes under written agreements of purchase and sale entered into on or before June 18, 2009 would not be subject to the provincial portion of the single sales tax, even if both ownership and possession are transferred on or after July 1, 2010. The tax would also not apply to sales of new homes under written agreements of purchase and sale entered into after June 18, 2009 where ownership or possession is transferred before July 1, 2010. Hope that helps! Lang

Brent
If I purchase a new home before July 2010 but completion date is Summer of 2011, would I still have to pay the HST tax?

Is my Brampton basement apartment legal?

January 5, 2010 · 2 comments

This is probably the most popular topic of conversation on my blog, as well as the most asked about topic in my emails. Hopefully the information I provide below will be clear, concise, and answer all your questions as thoroughly as possible. If you haven’t already done so, please read my previous article on basement apartments in Brampton.

I’m confused. What is the definition of a basement apartment according to the city?

A basement apartment is a self-contained apartment consisting of a room or rooms in a single or semi-detached house. A basement apartment may be in any part of the house, not necessarily in the basement. Some people call these apartments granny flats, nanny suites, accessory apartments and second suites. The City’s bylaw refers to them as “residential units.”

A self-contained apartment must have a separate means of entry (which may be through another unit), a kitchen (or cooking area) and bathroom facilities. A self-contained apartment may be as small as a single room that contains all of these features.

–> However, if you rent a room in a house or a flat with a shared entrance, kitchen and bathroom facilities, this bylaw does not apply to you. <–

Who enforces these by-laws? Is this Ontario-wide or does this only apply to Brampton?

In 1994, the Government of Ontario proclaimed Bill 120, which permitted second units in houses. The bill permitted the units, despite Brampton’s municipal zoning bylaws, if the units met health and fire safety standards.

On November 16, 1995, the Government of Ontario introduced Bill 20, restoring to municipalities the right to outlaw basement apartments. Bill 20 became effective on May 22, 1996.

Bill 20 prohibits new apartments in houses after May 22, 1996. The bill allowed homeowners to keep apartments in houses that tenants or other residents occupied on or before November 16, 1995 – if they conform to the requirements of the original Bill 20. It also allowed apartments that homeowners built between November 16, 1995 and May 22, 1996 if the City issued a building permit.

So if my house has a basement apartment, how do I know if it’s legal or not?

If you purchase a home in Brampton and the basement apartment was built after November 16, 1995, it is illegal. The only legal basement apartments in Brampton had to have been built prior to that date, and have had to been registered with the city before January 31, 2006 and/or have legal non-conforming status.

A single or semi-detached registered home can only have one basement apartment. Homes that have been subdivided into more than two units are strictly prohibited unless the property has been specifically zoned to permit multiple units. It is extremely rare to find a house that has been zoned as a triplex!

Can I legally convert vacant space in my home into a basement apartment?

NO! The City Of Brampton states:

More than one dwelling unit is not permitted and is not safe. The property must be returned to a One Dwelling Unit house regardless of who is occupying the additional dwelling unit.

Definition of dwelling unit as per 1994 Ontario Building Code “Dwelling Unit means a suite operated as a housekeeping unit, used or intended to be used as a domicile by one or more persons and usually containing cooking, eating, living, sleeping, and sanitary facilities”.

The property shall be converted back to a one dwelling unit house by completing ALL of the following:

All tenants/occupants must be removed from one of the dwelling units, and
The locks separating the units shall be removed and replaced with passage sets, and
Owners must sign the “One Unit Dwelling Declaration” located at the back of this package and provide to the Fire Prevention Officer, and
Ontario Fire Code Division B, 2.13.2.1. requires operating smoke alarms on every storey located outside of the sleeping area, and
City of Brampton By-Law 275-98 as amended requires that a Carbon Monoxide alarm (CO alarm) is installed outside of the sleeping area in a house that contains a fuel-fired appliance (eg. gas / oil furnace, fireplace).

A Fire Prevention Officer will attend your residence after 90 days to inspect the entire property and the expectation is that the building is fully compliant with all codes and by-laws. The expectation is that the building will be converted back to a One Dwelling Unit house and if not, charges will be filed.

Failure to comply with all applicable codes and by-laws will result in prosecution.

Can I still register an older home that had a basement apartment before November 16, 1995?

A home with a basement apartment that a previous owner had not registered with the City of Brampton may still have legal non-conforming status. Contact Enforcement and By-Law Services to determine whether the home has this status.

If City staff investigate the situation and discover enough evidence to prove that the home had a basement apartment before November 16, 1995, the staff can add your unit to the City’s Registration List — if you have complied with the requirements under the Building Code and Fire Code and you have clearance from the Electrical Safety Authority. Converting and upgrading the apartment to meet standards may cost you more than $15,000. However, you may also qualify for a grants for converting your property through the Canada Mortgage and Housing Corporation (CMHC).

If staff do not find enough evidence that the home had a basement apartment before November 16, 1995, the City will require the homeowner to dismantle the unit or face prosecution.

What should I be watching out for when I am looking to buy a home with a basement apartment?

Lawyers or real estate agents such as myself can confirm the status of a basement apartment with the city in order to provide you with the right information.

Real Estate Agents are bound by code of conduct guidelines and must fully and fairly disclose all information about a property for sale. Homes with doubtful legal status are typically listed with the caution “Vendor does not warrant retrofit status”, and you may have to seek further legal advice before proceeding with the purchase of a home.

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lang
Neil Thank you so much for the kind words - glad my article was useful! :) Lang

Neil Uttamsingh
Lang, What an incredible article! Very well written indeed. I know a few friends who would benefit from reading this. One of them who in fact is a real estate investor, investing in Brampton. Often times there is so much confusion with respect to this topic. The flow of your article was so descriptive and informative. Kudos for creating such quality content to educate your readers! Best Regards, Neil Uttamsingh.

Why should I sell my home in the winter instead of the spring?

November 29, 2009 · 1 comment

Brampton Home For Sale In The Winter

So maybe you’re thinking of selling your home soon, but your friends are telling you to wait until the spring time to take advantage of the spring market. After all, wouldn’t it be better to sell in a busy market rather than through the quieter winter months?

Not necessarily.

Here are some great reasons why you should be selling your house now instead of waiting for the spring.

People buy and sell homes all throughout the year. Not listing your house now means you’re losing out on potential buyers who are looking to buy a home right away.
Due to the colder weather and occasional snow storms, you’ll get a lot less casual buyers wasting your time. Buyers who are braving bad weather are much more serious.
There are less houses on the market, which means less competition for you.

If you’ve decided you’re ready to sell in the winter, here are some tips for getting your house sold!

Make sure your windows are clean – Windows tend to get dusty and covered with snow. Cleaning your windows and pulling back the curtains lets in sunlight to brighten up your rooms.
Make ample use of warm lighting and lamps – Cheer your home buyers up with warm, inviting lighting in every room. Winter days tend to be darker, so make sure every room is well lit. Get extra table lamps if you need to add a dash of lighting in any corner. Why not turn on the fireplace as well?
Clear snow and ice away from the sidewalk and driveway – Show your buyers that your home is well maintained and that you’re expecting them.
Add a little holiday spirit with some outside staging - Adding wreaths or tasteful holiday decorations always brings festive spirits.

Most of all, make sure you hire a reliable real estate agent that doesn’t disappear for the holidays. If you’re thinking of selling your home in Brampton, don’t forget to give me a call and let me handle the sale while you can enjoy the holiday season. Just call 905-268-1000 and ask for Lang.

Happy holidays!

Lang

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Scott Nachatilo
Thanks for the advice, and added to that during this season it seems that money are easily coming.

How much will it cost me to pave my driveway or build a garage?

April 29, 2008 · 4 comments

As always, I’m always on the lookout for building/renovation costs to provide to my readers as a general basis before taking on renovation tasks. It’s tough sometimes knowing where to begin or knowing who to ask regarding large projects and the costs that are associated. Hopefully, my previous articles have been of some help. Today’s pricing list is a general guideline for those interested in paving their driveways or building garages.

Garage
Detached Carport – $4000+
Detached Wood Frame (Single Car) – $8000+
Detached Wood Frame (Double Car) – $13,000+
Detached Block (Single Car) – $18,000+
Detached Block (Double Car) – $24,000+
Removal of Existing Garage – $1,500+

Overhead Doors
Automatic Garage Door Opener – $200-$300
Cladboard (Single) – $450-$650
Cladboard (Double) – $750-$1,000
Metal (Single) – $700
Metal (Double) – $1,100
Wood (Single One Piece) – $725
Wood (Double Sectional) – $1,250

Driveway
Asphalt Paving (Existing Base) – $3-$5/square foot
Asphalt Paving (New Base) – $3-$5.50/square foot
Asphalt Seal – $50-$75
Stamped Concrete – $5-$10/square foot
Interlocking Brick/Stone – $8-$10/square foot

In the coming days, I will have more pricing lists for other renovation/construction projects available!

** Update – August 25, 2009*

Thanks to reader William for submitting the following update:

Having been in the business of Concrete driveways and decorative curbing for over 3 years now, I would have you adjust your pricing for stamped concrete driveways. The average cost to have someone come in and do this is between 13 and 20 dollars per sq ft depending on pattern and shape of driveway. There are many factors involved and you are managing the buyers expectations poorly. Colour concrete alone is close to 200/yd which will be almost $4/sq ft…not including anything else. It would be greatly appreciated if you could adjust this area on you site to reflect market pricing.

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vincent oluonye ogakwu
i leave in a tropical climate, its too hot and harsh, pls do you think that decorative ashalt stamping can withstand our weather.

Chad
Thanks for the information on the driveway. My wife and I took over a early 80's home with a badly warped paved driveway. We would like to redo it eventually but are afraid of the costs. Are there any tips that can keep the costs low? perhaps William may know some ways to do so? Also, our driveway is on a slight incline, does this affect the costs. Thanks, Chad

A gorgeous home in Lakelands Village, Brampton is now for sale – SOLD!

April 17, 2008 · 4 comments

If you’re looking to buy a home in Lakelands Village, Brampton…. stop right there! For most of you familiar with the Lakelands community, you’ll know that it’s an enclosed neighbourhood of stunning homes built around a man-made lake in a prime area of Brampton. Aside from the close amenities and shopping, you’re also steps away from the Brampton Transit, Highway 410, and just a minute drive from Brampton’s new hospital.

That being said, Lakelands features a wide myriad of models to accommodate all types of buyers. From cozy semi-detached homes to sprawling detached houses, there is a home for every type of buyer. But regardless of the model or the style, most people move to Lakelands for that family-oriented community feeling.

This particular listing is the Balsam model with 4 bedrooms and 3 bathrooms, covering 2,450 square feet but feeling like so much more because of great use of usable space. The house sits on a bend, providing all the benefits of a corner home with extra sunlight and a large front lawn, without the hassle of extra traffic and noise of typical corner lots. What you’ll notice first when you step into this home is how much sunlight fills the main floor. The home faces southwest, so the sun shines through throughout almost all of the day. Every room is large and spacious to fit any family’s needs. There is no carpet in this house! The unique pie shaped lot provides a large backyward with a large fence for privacy, and best of all…. the neighbours are fantastic!

If you’re interested in this home, please feel free to contact me!

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lang
Hi Abhi Sorry, this house was just sold a few weeks ago. Lang

Abhi
Still available?

Should I buy a brand new home or a resale home in Brampton?

February 28, 2008 · 0 comments

This question comes up all the time when I’m dealing with buyers, and there isn’t a definite answer that I can give to an individual. The best I can do is highlight the pros, the cons, and other issues that a buyer should be aware of when considering buying a brand new home from the builder or buying a resale home. It really all boils down to your personal needs.

If you live in Brampton, you’re fortunate because the Brampton real estate market is unique in that it offers a myriad of new subdivisions in the north end of the city, but also features a huge selection of older homes in the downtown core that still retain the characteristics of those classic older homes. Let’s take a look at some key points that you should keep in mind when looking for a home.

Resale Home

The GST is already included in the price!
Often situated in well-established neighbourhoods with their own unique personalities
Usually surrounded by bigger trees, taller bushes, and more mature lawns
Easier to detect flaws during home inspections because the house has been lived in and used
Older homes tend be known for their solid construction
Everything in the neighbourhood is already established – no surprise developments
Purchasing price is more negotiable
You don’t have to pay full value for new renovations or upgrades

Brand New Homes

You pay GST upon purchase
Very sparse lawns and trees in the beginning, and you may have to endure noise, dust, and construction for the first while
Flaws in new homes are not evident right away and may take a number of years to be discovered
Will require little to no renovations and are usually energy efficient that could save you money in the long run
Additional expenses such as appliances, driveway, fencing, landscaping
Closing costs for new homes are typically higher
Purchasing a new home is like buying from a book – you don’t really know what it looks like until it’s built
You pay full value for any upgrades or renovations that you add to the house
Prices set by the builder have very little room for negotiation

Again, it really comes down to a preference and to a personal need. Some people simply enjoy buying things that are brand new, while others may be content with moving into a resale home that’s ready to be occupied. If you still have questions, speak to your real estate agent and visit new homes sale offices and see what may be best for you. Best of luck!

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I’m buying a home for the first time and I’m confused!

February 7, 2008

Let’s face it – buying a home will probably be the biggest purchase of your life. And if you’re new to buying a home, I can understand how confusing and crazy it may seem. But take my word for it. The process is not as scary as you may have thought. [...]

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A Brampton home that backs onto a ravine

February 4, 2008

Ravine lots are in high demand in Brampton, and as there aren’t too many ravines in the city, these properties usually go for a premium. Here are some photographs of a home I took in the summer that backs onto a ravine in the north end of Brampton. If you’re interested in ravine [...]

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house

New semi-detached home in Brampton for sale